Bedminster Green Framework

BEDMINSTER GREEN

A GROWING COMMUNITY

PLACE-MAKING FRAMEWORK 20 February 2019 I VERSION 11 Contact Details Bath Office: 23a Sydney Buildings, Bath BA2 6BZ Phone: 01225 442424 Bristol Office: 25 King Street, Bristol BS1 4PB Phone: 0117 332 7560 Website: www.nashpartnership.com Email: [email protected] Twitter: @nashPLLP

File Reference 18089_U07_001

Date of Issue 20 February 2019

Revision 11

Status Issue

Prepared by NH

Design by NH

Authorised by MC

File Path P:\2018 Jobs\18089 Bedminster Framework\Documentation\U_Reports\18089_U07_001 Framework\18089_Framework

Print at: A4 A3 Landscape

Portrait

If you require a large print version of this document, please contact Nash Partnership Contents Introduction 5 Form 45 Location 6 Framework Principles 46 The Bedminster Green Area 7 Reinforcing East Street 48 The Development Sites 8 Green Network & River Malago 50 Purpose & Interpretation 9 Humanising Malago Road/Dalby Avenue 52 Fronting & Enclosing Streets 54 Context for Change 11 Transition New & Old Neighbourhoods 56 Policy 12 An Identifiable & Understandable Place 58 A Well Placed Location 18 Connecting the Neighbourhood 60 Assets of the Wider Area: Housing Stock 21 A Network of Spaces & Green Streets 62 Assets of the Wider Area: Community, Health, Culture, Education and Leisure 22 Sustainable Energy & Clean Air 64 Neighbouring Character 23 Proposed Uses 66 The Bedminster Green Area 24 Framework 67 Summary of Key Considerations 26 The Benefits 68 Developing at Higher Density 69 Foundations for a New Urban Living Quarter 31 Parking & Servicing 70 The Vision 32 Opportunities 33 Proposal 73 Leading Aims 34 The Sites 74 Accessibility 35 Access 75 Sustainable Growth 36 Public Realm & Landscape 76 Support Amenities 37 Green Infrastructure & Hydrology 77 Composition & Legibility 38 Ground Floor Land Use 78 Liveability 39 Heights 79 Vitality & Identity 40 Local Economy 41 Next Steps 81 Nature & The Malago 42 Next Steps 82 PLACE-MAKING FRAMEWORK 4 20 February 2019 I VERSION 11 Introduction Location 6 The Bedminster Green Area 7 The Development Sites 8 Purpose & Interpretation 9

BEDMINSTER GREEN 5 1 A NEW URBAN QUARTER Location The area known as Bedminster Green is centred on Hereford BROADMEAD Street car park, the open area at Providence Place, Bedminster station and St Catherine’s Place shopping centre and includes land to the west of Hereford Street and to the east of Dalby Avenue. It is close to central areas of Bristol.

TEMPLE QUEEN’S QUAY SQUARE HARBOURSIDE TEMPLE MEADS

REDCLIFFE WAPPING WHARF

DAME EMILY PARK VICTORIA PARK

Figure 1 | Bedminster Green Area Bristol Context

PLACE-MAKING FRAMEWORK 6 20 February 2019 I VERSION 11 The Bedminster Green Area

Once a dense industrial and residential part of the city, the Warden St

Lombard St Bedminster Green area was subject to clearance and is now characterised by industrial sheds, open yards and car parking. BEDMINSTER TOWN CENTRE

Stree The area now presents a fragmented part of the city, separating East t the residential area and open space of Windmill Hill from

Mill Ln Bedminster town centre at East Street. From what was once a high density area it now has a low density / city fringe character SHOPS & MAISONETTES

St Catherine's Pl

Little Paradise despite its proximity to Bedminster town centre and central Church Ln Leicester St

Bristol. CAR PARK Stafford St

A CAR PARK

y VACANT lb a VACANT / D CITY APARTMENTS FARM ST JOHN’S MEANWHILE USES

St John's Rd CHURCHYARD Clarke St

LIGHT INDUSTRY GREEN CAR PARK Whitehouse Ln

Her d efor o R d St ag al VACANT / M MEANWHILE USES

Fraser St

WINDMILL HILL Cotswold St

Figure 2 | Bedminster Green Area Local Context

BEDMINSTER GREEN 7 A NEW URBAN QUARTER The Development Sites

Key Sites There are five key sites within the Framework that in Warden St combination are in need of development to create a better city

Lombard St environment and make more effective use of the area, that is approximately 6 hectares in extent. The five key sites and the

developers are: Stree East t

1 Pring & Hill Site, Malago Road Ln Church St Catherine's Pl STONE CONSORTIA A2 Dominion FIRMI

Little Paradise

2 St Catherine’s Place Stafford St Firmstone Consortia One Bristol City Council

Inclusion subject to consideration e

A 3 Dalby Avenue Car Park 4 3 2 y lb a Deeley Freed D

Stafford Street & Little Paradise 4 St John's Rd Dandara Clarke St 5 5 Land adjacent to Dalby Avenue Whitehouse Ln Dandara (owned by Bristol City Council) Her Rd eford St Additionally there is an area that could be included subject to go ala M 1 further consideration: & Bristol City Council Little Paradise(s) Car Park

Each developer has its own team of consultants, including Fraser St different architects. This Framework is led by Nash Partnership, Cotswold Rd Windmill Hl who are not part of the individual teams.

These are the key areas to bringing forward proposals in Bedminster Green. Bristol City Council is a key landowner. There are also areas of third party ownership.

NTS @ A3 Figure 3 | Bedminster Green Area Five Key Sites

PLACE-MAKING FRAMEWORK 8 20 February 2019 I VERSION 11 Purpose & Interpretation

Collaboration and Engagement proposals, as they come forward through the planning and The Framework has been produced through a collaborative design process, to create a high quality new urban quarter. process between the landowners/developers and Bristol There may be circumstances where, based on detailed design City Council. It has involved consultation on a draft version, or technical considerations, for example, a degree of variation including briefings to Councillors and key local stakeholders, from the provisions of the Framework is appropriate in the public drop-in events and a three week period for comment, interests of achieving good design and overall planning benefit. with the draft Framework available on-line and in Bedminster Any such departure would need to be justified and assessed Library. This process is set out in the Statement of Stakeholder through the planning process. and Community Engagement that sits alongside this Framework document. Planning Decisions Planning decisions on individual sites must be based on the Role of the Framework Development Plan and other relevant material considerations. The Framework recognises Bristol City Council’s identification The principles and parameters set out in the Framework of the area as a location for significant development to help are important to achieving a high-quality new quarter meet the city’s acute market, affordable housing and related that contributes to the Council’s aims for an inclusive and needs. sustainable city. It is therefore recommended that Bristol City Proposals for each of the key sites are at varying stages. In Council Cabinet give consideration to the Framework and its response to a request from Bristol City Council for a holistic establishment as a material planning consideration in relation overview the developers have produced this Framework. to determination of future planning applications for each site, based on its role as described above. Technical assessments are ongoing across the Bedminster Green area and on individual sites. These will inform the layout, form and design of development. Viability is also a significant challenge and there is consequently a need to allow for flexibility as development proposals emerge.

The Framework is not intended to be prescriptive. It is a high level document that sets broad principles and parameters to help shape and integrate individual site-based development

BEDMINSTER GREEN 9 A NEW URBAN QUARTER PLACE-MAKING FRAMEWORK 10 20 February 2019 I VERSION 11 Context for Change Policy 12 A Well Placed Location 18 Assets of the Wider Area: Housing Stock 21 Assets of the Wider Area: Community, Health and Education 22 Neighbouring Character 23 The Bedminster Green Area 24 Summary of Key Considerations 26

BEDMINSTER GREEN 11 2 A NEW URBAN QUARTER Policy

National Planning Policy (para. 91) and identifies high quality buildings (para 124) as A West of England Joint Transport Study that supports the The purpose of the planning system set out in the National fundamental requirements. emerging Joint Spatial Plan proposes improved station and Planning Policy Framework (NPPF) is to contribute to interchange facilities including at Bedminster Station. It achievement of sustainable development (para 7). Central West of England Planning & Transport Policy references strategic transport modelling that confirms existing Bristol is part of the West of England Joint Spatial Plan 2016-36 objectives are to significantly boost the supply of new homes and future traffic congestion on the A38 between Bristol city (JSP) that is currently at Examination stage. and ensure that the needs of groups with specific housing centre and Bristol Airport as significant issues and proposes a requirements are addressed (para. 59). Urban Living, to optimise the potential of land in urban areas, is mass transit solution, including the potential for underground a central plank of the JSP. Of the proposed planned delivery of running. The policy provisions of the NPPF form part of the at least 105,500 homes up to 2036 (excluding contingency) the Government’s response to addressing the housing crisis JSP proposes that 33,500 will be provided in Bristol. Bristol Corporate Strategy 2018-23 identified in the 2017 White Paper - ‘Fixing our broken housing The Council’s Corporate Strategy sets out a vision for a market’. Amongst the proposed place shaping principles the JSP (Policy city of hope and aspiration where everyone can share in its 5) seeks to minimise energy demand and maximise the use The NPPF seeks to significantly increase the supply of homes success. The Plan identifies the importance of a good quality of renewable energy to meet all demands for heat and power in a sustainable manner through making effective use of land built environment and green space for community wellbeing. where viable. (para. 117) and giving substantial weight to the value of using This includes increasing the availability and affordability of a suitable brownfield land within settlements for homes and other The key diagram shows a MetroBus route along the A38 range of housing types through delivery of 2000 new homes needs (para. 118c). through the Bedminster Green area to the city centre with each year by 2020 (of which 800 are affordable), creation of connections beyond to North Bristol. The A38 also connects activities and spaces to improve interaction between different Where there is a shortage of land to meet housing needs further southward to North Somerset and the Airport, and parts of the community, integrated accessible and sustainable optimal use of each site is encouraged (para. 123), with a northward to the city centre, north Bristol and destinations mass transit provision, an environment that is safe, attractive significant uplift in densities at town centres and other locations in the north fringe of Bristol, including Aztec West, Ministry and understandable for walking and cycling, cleaner air and that are well served by public transport. of Defence, University of the West of England and Cribbs remaining on course for the city to be run entirely on clean The NPPF requires local planning policies and decisions to Causeway. energy by 2050. support the role town centres play at the heart of communities The current joint Transport Plan (2011 – 2026) for the West of (para. 85) and requires significant development to be focused England identifies the A38 Malago Road / Dalby Avenue as part on sustainable locations where the need to travel is minimised of a rapid transit route from central Bristol to Hengrove. It also and there is a choice of travel modes, with opportunities for proposes additional capacity on the rail line from Bedminster to walking, cycling and public transport advocated (paras. 102 Bristol Temple Meads and a half-hourly train service. and 103). National policies set out in the NPPF also require development to achieve healthy, inclusive and safe places

PLACE-MAKING FRAMEWORK 12 20 February 2019 I VERSION 11 3 Bristol Local Plan Review - Consultation (February 2018) Central Bedminster - Focus for new homes

3.3.4 Bedminster includes a mix of terraced housing and employment land with a large town centre focused on East Street. The area is served by strategic public transport routes, including the proposed MetroBus network and Bedminster railway station. The area is also served by Windmill Hill City Farm, which offers opportunities and services to the local community and wider area. 3.3.5 The presence of underused land to the east of the town centre and the area’s location close to Bristol City Centre and Bristol Temple Quarter creates the potential for central Bedminster to become a focus for urban living. 3.3.6 There are a number of sites where industrial and warehousing uses no longer predominate or where it may be beneficial for a wider range of uses, including new homes, to be considered. The close proximity of many of these sites to one another suggests a potential focus for development of a more urban scale and form, guided by clear design criteria set out in new guidance – Urban Living - Making Successful Places at Higher Densities (see Proposals ULH 3-5). 3.3.7 To the southwest of the town centre, and also served by strategic public transport routes, is a smaller cluster of development opportunities focused around Parson Street Station. At present, the form of existing development is generally at a low density and the public realm is dominated by traffic. There is an opportunity to capitalise on the accessible location through the redevelopment of key sites around Bedminster Down Road, West Street and Winterstoke Road to deliver new homes. In conjunction with measures to calm or reduce the impact of traffic through the area this could do much to regenerate the area. Strategy urban living – meeting housing needs through

Figure 4 | Central Bedminster Area - Bristol Local Plan Review, Feb 2018

BEDMINSTER GREEN 13 22 A NEW URBAN QUARTER Adopted Bristol Planning Policy In terms of transport, the Core Strategy (Policy BCS10) seeks Policy DM23 sets out a range of requirements in respect of Bristol’s adopted Core Strategy provides the strategic planning to support improvements to transport infrastructure to provide transport and new development. These include safe and policies for the city; a leading European city. an integrated transport system. Identified improvements adequate access to public transport with improvements to include a rapid transit route via the city centre to Hengrove, rail provision where necessary, other transport improvements Amongst its objectives are ones of achieving mixed, balanced improvements, a network of routes for walking and cycling and where needed to accommodate development, pedestrian and sustainable communities with a mix of housing to promote reshaping of roads and Junctions where required to improve and cycling provision and appropriate parking integral to the choice for all the community, including affordable housing. accessibility and assist regeneration and place shaping. The design of the scheme. Green infrastructure requirements are Bristol City Council has introduced an Affordable Housing policy also puts forward a hierarchy of transport users that gives set out in Policy DM15 and DM17. A range of requirements Practice Note (April 2018) which sets a new interim threshold priority to pedestrians, cyclists and public transport. for development layout and form are set out in Policy DM27. for viability assessments in relation to affordable housing. These include contributing to a network of streets and spaces, The Core Strategy also requires development to contribute This means that planning applications that propose at least incorporation of green infrastructure, active frontages to the to mitigating and adapting to climate change (Policy BCS3), 20% affordable housing will not be subject to viability testing, public realm, height scale and messing appropriate to the maintain and enhance the integrity and connectivity of the providing the applicant agrees to commence development location, setting and importance of development, and enabling green infrastructure network, reduce CO emissions from within 18 months of permission being granted. The Practice 2 a coordinated approach to development of sites that adjoin one energy (Policy BCS14), include water management measures Note also provides for greater flexibility in respect of affordable another. (BCS16), use land efficiently and effectively including through housing tenure. These measures do not currently apply to the higher densities close to centres and on or close to main Policy DM2 seeks to locate specialist student housing in areas Bedminster Green area but extending their applicability may be transport routes (Policy BCS20), and to adopt high standards of where it will not give rise to unacceptable impacts on amenity, an option for consideration. urban design (Policy BCS21). on-street parking or choice of homes and directs older persons The Bedminster Green area is in South Bristol, which is housing to locations close to shops, services, public transport The Core Strategy is supported by detailed development identified as a priority focus for development and regeneration and other public amenities. management policies and site allocations set out in the Site in Policy BCS1. This policy seeks provision of around 8,000 Allocations and Development Management Policies document. The current principle policy provisions in respect of the new homes in South Bristol, to focus development primarily on Bedminster Green area are shown on the facing page. previously developed land and to make major improvements Part of the Bedminster Green is within a Principal Industrial in transport to the city centre and beyond. A target is set for and Warehouse Area (PIWA). Policy DM13 seeks to protect Emerging Bristol Planning Policy 30% of new homes to be affordable in South Bristol, subject to such areas for industry, warehousing and a range of other To align local policy with the emerging JSP and the new considerations of viability (Policy BCS17) and development is specified uses unless it is demonstrated there is no demand NPPF a Bristol Local Plan Review is underway. A consultation expected to contribute to a mix of homes, tenures, types and for such uses and the function and viability of PIWA will not be document published in February 2018 set out a proposed vision sizes in the relevant locality (Policy BCS18). jeopardised. for a diverse and inclusive place. Delivery of new and affordable

PLACE-MAKING FRAMEWORK 14 20 February 2019 I VERSION 11 Site Allocations and Development Management Policies – Adopted July 2014 Policies Map 25 Site Allocations and Development Management Policies – Adopted July 2014

20 Policies Map 25

Policies Map Key Map Index

Site Allocations and Development Management Policies – Adopted July 2014

Policies Map Key Map Index Site Allocations and Development Management Policies – Adopted July 2014

Policies Map Key Map Index Policies Map Key Policies Site Allocations and Development Management Policies – Adopted July 2014

Policies Map Key Map Index Policies Map Key Policies Policies Map Key Policies 24 26

Site Allocations and Development Management Policies – Adopted July 2014 Policies Map Key Policies Conservation Areas Bedminster Conservation Area adjoining the Bedminster Green area to the north. Policies Map Key Map Index Important Open Space

The green space along the railway embankment and the Green are designated Important Open Space.

Primary Shopping Area St Catherine’s Place is designated as part of the Primary Shopping Area within the town centre.

Principal Industrial & Warehouse Area The industrial/warehouse area and car park between Dalby Avenue and Clark Street is designated as part of a Principal Industrial and Warehouse Area.

Safeguarded Transport Links Malago Road/Dalby Avenue, alongside East Street is a Safeguarded Transport Link. Policies Map Key Policies

*Note: These designations are made separately to the Local Plan and may be subject to change.

© Crown Copyright and database rights 2014. Ordnance Survey 100023406. Figure 5 | Bristol Adopted Policies© Map Crown - Site Allocations Copyright and Developmentand database Management rights Policies 2014. (July 2014)Ordnance Survey 100023406 © Natural England copyright. Contains Ordnance Suvey data © Crown copyright and database right 2014. 30 BEDMINSTER GREEN 15 © English Heritage 2014. Contains Ordnance Survey data © Crown copyright andA NEW database URBAN25 QUARTER right 2014. The English Heritage GIS Data contained in this material*Note: was obtainedThese designations on 18/02/09. are The made most separately publicly to the Local Plan and may be subject to change. available up to date English Heritage GIS Data can be obtained from http://www.english-heritage.org.uk © Crown Copyright and database rights 2014. Ordnance Survey 100023406. ii *Note: These designations are made separately to© the Natural Local EnglandPlan and copyright. may be subjectContains to Ordnance change. Suvey data © Crown copyright and database right 2014. © English Heritage 2014. Contains Ordnance Survey data © Crown copyright and database right 2014. © Crown Copyright and database rights 2014. Ordnance SurveyThe English 100023406. Heritage GIS Data contained in this material was obtained on 18/02/09. The most publicly available up to date English Heritage GIS Data can be obtained from http://www.english-heritage.org.uk © Natural England copyright. Contains Ordnance Suvey data © Crown copyright and database right 2014. *Note: These designations are made separately to the Local Plan and may be subject to change. © English Heritage 2014. Contains Ordnance iiSurvey data © Crown copyright and database right 2014. The English Heritage GIS Data contained in this material was obtained on 18/02/09. The most publicly © Crown Copyright and database rights 2014. Ordnance Survey 100023406. available up to date English Heritage GIS Data can be obtained from http://www.english-heritage.org.uk © Natural England copyright. Contains Ordnance Suvey data © Crown copyright and database right 2014. ii © English Heritage 2014. Contains Ordnance Survey data © Crown copyright and database right 2014. The English Heritage GIS Data contained in this material was obtained on 18/02/09. The most publicly available up to date English Heritage GIS Data can be obtained from http://www.english-heritage.org.uk ii

*Note: These designations are made separately to the Local Plan and may be subject to change.

© Crown Copyright and database rights 2014. Ordnance Survey 100023406. © Natural England copyright. Contains Ordnance Suvey data © Crown copyright and database right 2014. © English Heritage 2014. Contains Ordnance Survey data © Crown copyright and database right 2014. The English Heritage GIS Data contained in this material was obtained on 18/02/09. The most publicly available up to date English Heritage GIS Data can be obtained from http://www.english-heritage.org.uk ii homes through a higher density urban living approach is proximity to the city centre and Temple Quarter, for it to become Emerging Bristol Transport Policy identified as key to meeting needs and helping to underpin a focus for urban living. Consultation has recently been undertaken on a Bristol mass transit provision. It sets out an intention for the city to: Transport Strategy, covering the period up to 2036. This sets Within Central Bedminster the Review document suggests the out a vision for a ‘well connected city that enables people ■■Deliver at least 33,500 new homes by 2036 potential for around 2,200 homes, including tall buildings in the to move around efficiently with increased transport options ■■Provide 2,000 new homes per year by 2020. right setting and of the right design. accessible and inclusive to all.’ ■■Grow to a population of 550,000+ by 2050. An accompanying Supplementary Planning Document (SPD), ■■Provide purpose-built student accommodation to respond to The A38 through Bedminster Green is identified as a MetroBus the ‘Urban Living SPD - Making Successful Places at Higher growth in student numbers and to contribute to regeneration route with a bus lane shown to the south west of Hereford Densities’, adopted in November 2018, provides guidance and mixed and balanced communities. Street. East Street is identified as a bus priority route. The on optimising densities to create compact, characterful and ■■Develop its economy and create new jobs. Bedminster Green area is within a broad mass transit corridor healthy places, where people can live, work and play with good ■■Create a mass transit network to connect neighbourhoods that stretches to Coronation Road. Linked to this a tram/ access to a high quality walking, cycling and public transport across the city and beyond. underground to the airport is put forward. environment. It advocates parking provision appropriate to the ■■Subject to viability, make renewable energy provision accessibility of the site and to support active and sustainable Also shown running through the Bedminster Green area are two sufficient to reduce CO emissions from energy use in 2 transport, with consideration of measures to manage potential cycle routes, the Malago Greenway and Bishopworth / Hartcliffe development by 100%. overspill parking impacts. A38 route. At neighbourhood level the intention is to create To do this there is a need to: environments that reduce the need to travel by car and lessen The SPD seeks to focus urban living development at higher the impacts of through traffic. ■■Make the best use of available land. densities on transport hubs, district centres, the city centre ■■Optimise the potential of brownfield land through higher and areas of underused and low density character, where Malago Green Community Planning Brief density development, including tall buildings in the right there is good access to services and facilities. As in the Local The Windmill Hill and Malago Community Planning Group has places. Plan Review document, the Bedminster Green area is within produced a planning brief for the area (December 2016). This ■■Support and regenerate town centres as the focus for a location identified for intensification. Guidance is set out in is not part of the policy framework but is a material planning community life. the SPD at city, neighbourhood and block and street level in consideration. It advocates a variety of uses and supports ■■Create high quality urban living environments. respect of all major development and, for major residential higher density, mainly family housing, with strong support for development, guidance is provided on shared space and The document identifies Central Bedminster as a focus for affordable homes, alongside community facilities and spaces for internal access, private outdoor space and individual homes. new homes together with other uses, in effect removing the business activity. The brief also proposes improved pedestrian The SPD also provides specific guidance on the visual, current PIWA designation. It highlights the potential, created by and cycle connections, well-designed public spaces, integration functional and environmental quality of tall buildings. underused land, including the Bedminster Green area, and its of the River Malago into development proposals, enhanced

PLACE-MAKING FRAMEWORK 16 20 February 2019 I VERSION 11 landscaping, the safeguarding of important views and careful creation of new views. The document proposes building heights that reflect the existing context and avoids abrupt changes in scale. Building heights proposed range from single storey, to predominantly 5 storeys on Malago Road/Dalby Avenue and 10 storeys plus at St Catherine’s Place.

Bedminster Green Location

Areas of varied townscape character, contextual constraints, and varied patterns of usage eg Central Bedminster. Significant potential for intensification subject to the preparation of area-wide spatial Framework. Figure 6 | Assessing the Potential of Bristol’s Character Areas for Intensification - Bristol City Council Urban Living SPD Nov 2018

BEDMINSTER GREEN 17 A NEW URBAN QUARTER A Well Placed Location

i g

n k m f a

a St Mary Redcliffe Primary School l b j St Mary Redcliffe & Temple Secondary School o c Victoria Park Primary School e d Compass Point Children’s Centre e Windmill Hill Community Association f Windmill Hill City Farm d g Southville Centre h h Chessel Centre c i Bedminster Library j St Michael’s & All Angels k Refresh Bedminster l Malago Surgery m East Street Dental n Bristol South Pool o Acta Community Theatre Figure 7 | Bedminster Green Area Context

PLACE-MAKING FRAMEWORK 18 20 February 2019 I VERSION 11 City The Bedminster Green area therefore sits within a wider The Bedminster Green area is within walking and cycling walkable neighbourhood and presents the potential to distance of central Bristol and Temple Quarter. There are strengthen and enhance this. good bus connections to these areas as well as train services These components are all ingredients in making a great place; to Bristol Temple Meads, with connections to London, the a missed opportunity given the vacant spaces and low intensity Midlands and beyond, as well as train services westward to uses within the Framework area at present. Taunton, Exeter, Plymouth and South Wales.

Neighbourhood At the neighbourhood level the range of facilities and amenities is a key asset. These include: ■■Temple Meads Station ■■Community Network ■■East Street at the heart of Bedminster town centre, linking to Bedminster Parade. ■■The green spaces of St John’s Church Yard, Dame Emily Park, Windmill Hill City Farm and Victoria Park. ■■A range of community, cultural and leisure venues. ■■A number of primary schools and a secondary school. ■■A range of GP and dental services. ■■The Malago Greenway and Filwood Quietway cycle routes ■■Local Bedminster Station ■■Established Neighbours ■■Cycle Network ■■Malago Greenway & Avon

Within the Bedminster Green area itself the principal assets are:

■■The potential of St Catherine’s Place shopping centre. ■■The green and mature trees along Malago Road/Dalby Avenue. ■■Bedminster railway station and the public transport priority route running along Malago Road/Dalby Avenue, including MetroBus. ■■Strategic Network (A38) ■■Great City Parks ■■Town Centre Adjacent ■■City Centre Nearby ■■The River Malago and its future amenity/habitat potential. Figure 8 | Key location aspects underpinning Bedminster as a great place for a new urban quarter

BEDMINSTER GREEN 19 A NEW URBAN QUARTER Part 1- Major development 1 Part 1- Major development Neighbourhood ‘Higher density housing in existing urban areas creates vibrant, successful neighbourhoods, and Neighbourhood the number and variety of people who live there support local shops, transport and community Proposals seeking to optimise densities need to demonstrate facilities.’ how they assist in delivering a vibrant and equitable neighbourhood - walkable, compact, green, accessible, mixed CABE, Better Neighbourhoods and balanced - responding positively to the the existing or emerging context.

Q1.2 Does the scheme contribute ͹ Designing buildings which can be easily adapted to accommodate new uses over time. For example, towards creating a vibrant and the Georgian terraces have proved very adaptable over the years with houses being successfully t equitable neighbourhood? ic tr converted into offices or apartments. is Ne d ig n Surgery hb We recommend ͹ The vertical mixing of compatible uses, for a Playing fields ou rb rh ͹ Early and sustained community consultation to example, residential uses above commercial or U o od establish local aspirations, needs and priorities for community uses the area, using this information to inform the brief ͹ For larger developments, locating new facilities (if Secondary school for the scheme, and its design evolution. Such an provided) where the greatest number of people approach can build community support for a more can access them easily, recognising that this may Youth play space (12+) intense form of development, if time is taken to be at the edge of a new development or on a show the wider benefits, and dispel fears about through route (as has successfully been achieved at Leisure centre Primary school higher densities (Gainsborough Square in Lockleaze Wapping Wharf). However, it is worth considering being a good example) whether existing facilities can be enhanced before Local train station/ ͹ Undertaking research to better understand local proposing new ones. Metrobus stop/Bus Hub need, where possible, using the scheme to help ͹ Where possible, integrating complementary uses Neighbourhood playable space (0-11) address any deficits identified (housing mix, within a development where people can meet facilities and services, open space, transport). each other such as public spaces, community 100 Local centre ͹ Creating compact, walkable neighbourhoods that buildings, cafes and co-working spaces (an 200 Door step play area (underChildren’s 5) play space/green space

are sufficiently dense to support local services approach taken successfully at J3, the Paintworks 300 Bus stop

such as a convenience shop and bus stop within a and Gainsborough Square). Aim to get these 400 H

reasonable walking distance (see Fig 4). This may delivered as early as possible. Think carefully about 500 m e

600 l involve making off-site contributions to enhance how spaces could be used and design them with a

c walking and cycling routes flexibility in mind, considering where more active 700 e ͹ Strengthening the neighbourhood’s green and blue spaces should be located so as to avoid creating 800 infrastructure network, with high quality green potential conflict between users and adjacent walking and cycling routes linking doorstep play occupants 1000 areas with pocket parks, larger parks and green ͹ Higher density residential developments need to Existing provision space. incorporate a variety of accommodation to meet 1200 ͹ Creating vibrant, mixed and balanced the needs of families, elderly, co-living and those Potential to be provided/enhanced by development neighbourhoods by introducing new building types with specific accessibility needs, rather than just and tenures that complement the existing offer focussing on young professionals. 1500 Fig 4: Accessibility criteria (based on Shaping (e.g. small apartment blocks can work well in an Neighbourhoods, Barton et al, 2003) area of predominantly family housing) Figure 9 | Accessibility Criteria based on the Urban Living SPD Nov 2018

PUBLICATION PREVIEW DRAFT 24 PLACE-MAKING FRAMEWORK 25 PUBLICATION PREVIEW DRAFT 20 20 February 2019 I VERSION 11 Assets of the Wider Area: Housing Stock

41% The population of the immediate and wider area at the 2011 census, predominantly comprises of 24% people living in households. The proportion living in communal establishments and full time student multi-person households is notably low. 1% 1bd The predominant dwelling type is terraced housing (50%), followed by purpose built flats / 2bd 1 bedroom maisonettes (31%) and converted flats / maisonettes (9%). This is reflected in the size of dwellings 4bd with the largest proportion being 2 bedrooms (41%), followed by 3 bedrooms (29%) and then 1 5% 2 bedroom bedroom homes (24%). 3bd 3 bedroom 4 bedroom Homes are primarily occupied by households with no children (81%) and the 2011 census data 5 bedroom suggests a degree of under-occupancy with 17% of households having 2 or more spare bedrooms. 29% Figure 12 | Number of Bedrooms People living in People living in communal School children & Full Multi-person households households establishments time students with all full-time students

No. % No. % No. % No. % 0.5% Wider Local 12,841 99.5% 67 0.5% 529 4.7% 34 0.5% 2.6% 1.2% Area 9.2% 5.1% City of Bristol 418,814 97.8% 9420 2.2% 35,638 10.2% 3556 1.9%

Houses Detached Semi Detached 31.5% Terraced Flats Houses Flats or Maisonettes Purpose Built Converted from House Converted from Commercial

Shared Dwelling 50% Figure 11 | Dwelling Type Figure 10 | Local area (based on 2011 census output areas)

BEDMINSTER GREEN 21 A NEW URBAN QUARTER Assets of the Wider Area: Community, Health, Culture, Education and Leisure

Within the wider neighbourhood there is a range of facilities:

Ref. Asset Ref. Asset Community 20 Acta Community Theatre 21 Elephant House 1 Windmill Hill Community 17 Assoc & Social Club Education 23 2 Windmill Hill City Farm 22 St Mary Redcliffe Primary 14 3 Southville Centre School 4 Chessel Centre 23 St Mary Redcliffe & 30 3 13 6 Temple Secondary School 19 5 Bedminster United Reform 25 28 Church Hall 24 Victoria Park Primary 29 School 30 18 6 Bedminster Library 25 LPW Independent School 7 Victoria Park Baptist 32 15 Church 26 Compass Point South St 16 9 22 School & Children’s Centre 2 8 St Michaels and All Angels 21 27 Luckwell Primary School 9 Refresh Bedminster 28 Holy Cross Catholic Health 31 Primary School 11 8 10 Malago Surgery 10 29 Southville Primary School 1 11 Gaywood House Surgery 30 Ashton Gate Primary 20 12 St John’s Lane Health School Centre Leisure Facilities 13 Bedminster Family 31 Victoria Park 26 Practice 4 7 32 Bristol South Swimming 27 14 Southville Surgery Pool 24 15 East St Dental Centre 5 33 Broad Plain RFC 16 Omega Dental 12 17 Coronation Rd Dental Surgery Cultural 18 BV Studios 33 19 Southbank Club

Figure 13 | Community, Health, Culture, Education and Leisure Assets in the Wider Area

PLACE-MAKING FRAMEWORK 22 20 February 2019 I VERSION 11 Neighbouring Character East Street set beneath a uniform roofscape; either behind a parapet or The historic spine to Bedminster, East Street is an integral part following a hipped roof. of the town centre and has retained a strong urban townscape. The coloured terraces bring animation and a recognisable There are a mix of examples of Georgian and Victorian Bristolian character to the hillside. industrial, commercial, civic and industrial buildings (such as the Robinson Building). Bedminster The wider area varies in scale and built form. There are It has a strong building line, predominantly 2-3 storeys significant fragmented areas of little placemaking and punctuated by a mix of building types. It has a strong rhythmic architectural merit, including low intensity industrial uses north arrangement of building frontages, some united by continual and east of Philip Street. Whilst generally low rise there are parapets or groups of gable roofs. Predominant materials two higher buildings in the near area; Northfield House and include red brick, stucco render, limestone ashlar and timber Robinson Building. Robinson Building’s amplified height adds joinery. an architectural layering to bring richness to the area. Contrary Centres such as Bedminster have inherent advantages in terms to this Northfield House is an example of an unsuccessful urban of convenience and the ability to offer a diverse range of uses form lacking in design quality and street frontage. that can enable them to provide a local focus for leisure, social, cultural, creative and enterprise activity. To support the vitality E TR DMINSTER EN and viability of this extensive town centre area it is essential that BE TOWN C there is an adequate proximate critical mass of population

Windmill Hill Beyond a defined railway embankment, backed by mature trees, rises Windmill Hill and Victoria Park. Prominent ‘60s towers, Polden and Holroyd House, sit above coloured Victorian terraces tiered on the hillside.

The area is contrasted between the large tower blocks, uniform WINDMILL HILL narrow terraced homes and the expanse of Victoria Park to the east. Terraces are generally formed by repeating single bay homes emphasising vertical divisions, with window accents, Figure 14 | Gap between characterful areas Figure 15 | Nearby buildings of strong character

BEDMINSTER GREEN 23 A NEW URBAN QUARTER The Bedminster Green Area Overview S Within the Bedminster Green area itself, St Catherine’s Place BU RO is an asset of significant potential as part of the town centre. MET The Green itself, St John’s Churchyard, Windmill Hill City Farm, TREET EAST S street trees along the A38 Malago Road/Dalby Avenue, trees and the River Malago are important environmental assets. Bedminster station and the public transport priority route, including MetroBus, along the A38 are also key assets. The Greenhouse is the headquarters of the Federation of City ST CATHERINE'S PLACE Farms and Community Gardens and has a meeting room ) available for hire. The intention is that this will relocate to EXTANT N E Victoria Park Lodge. PLANNING D ID PERMISSION H ( O ST JOHN'S G A L CHURCHYARD A M R

E RIVE NU AVE LBY DA D / OA BEDMINSTER O R LAG STATION A38 MA VICTORIA PARK

Figure 16 | Overview of The Bedminster Green Area

PLACE-MAKING FRAMEWORK 24 20 February 2019 I VERSION 11 LISTED BUILDING Existing Character FACTORY ONE Lack of Density and Sense of Place At the Bedminster Green area the quality of the urban CONSERVATION AREA environment and its intensity of activity and use breaks down. As highlighted in Bristol City Council’s Bedminster Conservation LOCAL VIEW Area Character Appraisal, the lack of residential density in the area and the poor quality connections between Malago Road/ Dalby Avenue and East Street are significant weaknesses. The area also lacks well integrated and coherent green and blue infrastructure.

A small part of the Bedminster Green Area, where St Catherine’s Place meets East Street, is within Bedminster Conservation area. The Conservation Area also adjoins the northern edge of the Bedminster Green area where it abuts the Figure 17 | Existing Character and Historic Context rear of properties on East Street. The Important City Vantage Point in Victoria Park is some distance to the east.

Figure 18 | Photos of the area at present

BEDMINSTER GREEN 25 A NEW URBAN QUARTER Summary of Key Considerations

Community & Economy St Catherine’s Place Strategic & Local Movement There is a pressing need for new homes of a range of This shopping precinct provides a direct pedestrian link to The A38 Malago Road/Dalby Avenue is a well-used road tenures and the potential, through efficient use of brownfield East Street from Dalby Avenue. It is currently an austere at peak times and provides a route for Bristol’s range of land, to create a mixed-use urban living environment with environment with a somewhat hostile character that is existing bus services, including MetroBus. It is an important opportunities for enterprise, jobs, leisure and social activity. unattractive to pedestrians. There is a major opportunity to route that should form part of an integrated transport hub Any community facilities should complement existing enhance the centre. and the overall sense of place at Bedminster Green. The provision. environment for walking and cycling should be greatly At St Catherine’s Place there is an extant planning enhanced, with connections to existing routes such as the There is potential enterprise space and jobs within new uses permission, granted in 2017, for up to 188 apartments and Malago Greenway and good provision for crossing the A38. and buildings. The construction process, on a project of this commercial space plus associated cycle parking, vehicle scale, also creates employment and training opportunities. parking and servicing etc. The approval is for development of up to 16 storeys.

East Street A Place for People Bedminster Station East Street is at the heart of Bedminster town centre. It is in The current character is fragmented. It represents a The station on the mainline to and from Bristol Temple need of support and regeneration if it is to thrive and fulfil its breakdown in the urban grain and lacks a sense of place. Meads is a significant public transport asset. However, role in serving the Bedminster community. it lacks facilities and presence in the public realm and Pedestrian routes are generally unattractive and often don’t pedestrian access is poor. Development provides the feel safe. There is the opportunity to greatly improve the opportunity to improve the station. environment for pedestrians, cyclists and users of public transport. This can help to reduce car use and associated air and noise pollution. Related to this is the potential for establishing a sense of place around a clearer definition of streets and spaces.

PLACE-MAKING FRAMEWORK 26 20 February 2019 I VERSION 11 The Green, Trees & Biodiversity Heritage Assets, Views & Urban Form Sustainability & Climate Change The Green has not reached its local amenity potential that Bedminster Conservation Area is a consideration and Bedminster Green is well placed to enable sustainable adds character and biodiversity. It is underused, lacks development will need to preserve or enhance the character lifestyles and to contribute to climate change mitigation and overlooking and feels detached from community life. If and appearance of the conservation area. Assessment adaptation by capitalising on the opportunities for active any trees need to be removed to enable opening up of the is required to identify any below ground archaeological travel and public transport use, enhancing the existing River Malago and improvement of facilities for buses, these remains. natural assets, particularly the Green and River Malago, and should be replaced and throughout the Bedminster Green through the design and specification of development. Views from within the Bedminster Green area out towards area the number of trees should be increased. A green the south and east are very limited due to the railway network providing a range of benefits, including enhanced embankment and mature trees . Where they exist this is habitat,wildlife connectivity, climate change resilience, urban largely a result of land being cleared and occupied by car cooling, comfortable outdoor spaces during hot weather, parking and poor quality shed style buildings which have shade for buildings to reduce overheating, management of replaced denser historical development of the industrial era water run-off, and contributions to community health and Views across the area northwards from the elevated land to wellbeing. The public spaces should be designed to cater for south of the railway are also very limited as a result of trees all the community. and the terraced nature of the streets of Windmill Hill. Viability & Delivery The work that has been undertaken to date in respect of The field of view from the key city vantage point in Victoria proposals for individual sites is helpful in clarifying issues River Malago & Flood Risk Park does not encompass Bedminster Green but there The area is in Flood Zone 2, with a part of it, between around viability. Works to improve conditions for pedestrians, are views, through the tree canopy, across the area from Dalby Avenue and Clarke Street in Flood Zone 3. The river cyclists and buses, improvement to the rail station and the lower slopes of the park. Assessment of views will be Malago is an important asset but currently has little amenity opening up the River Malago will bring a range of benefits necessary to inform the detailed design of development or habitat value. As present it is a narrow drain-like channel and can support development values. However, they also proposals. and below ground culvert. There may be opportunities to bring significant costs and the benefits are not able to The Bedminster Green area has a weak sense of place create an environmental and amenity asset and to improve overcome the fundamental challenge in Bedminster, where due to its low grade buildings and fractured urban form. flood management, including potential for de-culvert some construction costs are similar to other parts of Bristol and There is therefore an opportunity to create a new identity or all of this section of the river and enhancing its identity, rising, but values are lower. As a result a certain quantum of and character here, reflective of its importance as a public taking account of the area’s industrial heritage. development will be necessary to enable delivery. transport node adjacent to Bedminster town centre.

BEDMINSTER GREEN 27 A NEW URBAN QUARTER Malago Road & Dalby Avenue

East Street, Vitality & Shopping

Important Open Space & The Green

Car Park

Poor Quality Pedestrian Connections

Safeguarded Transport Route

Flood Risk Zone

River Malago & Culvert

Conservation Area

Established Trees

Railway Station & Embankment

Existing Planning Permission (up to 16 Floors)

1:2000 @ A3 Figure 19 | Summary of key Framework design considerations

PLACE-MAKING FRAMEWORK 28 20 February 2019 I VERSION 11 ■■East Street ■■St Catherine’s Place ■■The Green

■■Buses ■■Railway Station ■■Connections

■■River Malago ■■Community Facilities ■■Views Figure 20 | Images showing some of the key considerations for the Framework

BEDMINSTER GREEN 29 A NEW URBAN QUARTER PLACE-MAKING FRAMEWORK 30 20 February 2019 I VERSION 11 Foundations for a New Urban Living Quarter

The Vision 32 Opportunities 33 Leading Aims 34 Accessibility 35 Sustainable Growth 36 Support Amenities 37 Composition & Legibility 38 Liveability 39 Vitality & Identity 40 Local Economy 41 Nature & The Malago 42

BEDMINSTER GREEN 31 3 A NEW URBAN QUARTER The Vision

The land at Bedminster Green provides a strategic opportunity ■■Providing a range of new homes and sustainable urban living to address the lack of residential population, close to and offers through a mix of residential units and tenures, including supportive of East Street, and to better connect it with the affordable housing, private rented/sale and student housing established residential neighbourhood of Windmill Hill. to help meet Bristol’s acute needs and contribute to a diverse, thriving and sustainable Bedminster community. As identified in the Local Plan Review and the Urban Living HARBOURSIDE ■■Optimising the potential of under-used brownfield land. SPD, Bedminster Green presents an important opportunity for ■■Limiting the demand for heat and power and facilitating the a significant contribution to meeting Bristol’s housing need. It RIVER AVON potential for connection to an energy network. will enhance the sense of place and align with the Council’s ■■Utilising the potential of the River Malago, trees and focus on higher density urban living and it’s corporate strategy landscaping to manage drainage and flood risk, provide objective for a city of hope and aspiration for all. BEDMINSTER areas of shade and contribute to cooling in periods of high TOWN CENTRE The vision for Bedminster Green is the development of a new temperatures. and sustainable urban quarter that enhances Bedminster and ■■Creating an enhanced network of connected public/amenity contributes to meeting the wider needs of Bristol by: spaces, planting and habitats. NEW Dalby Avenue A38 ■■Delivering a regeneration catalyst for Bedminster town centre ■■Contributing to establishment of a public transport node with URBAN LIVING QUARTER through: a sense of identity and status at this gateway point to central River Malago -- Creating more attractive pedestrian and cycle links from Bristol. Bristol-Exeter Line the residential neighbourhood of Windmill Hill to East ■■Enhancing the environment and connections for pedestrians Street. and cyclists to facilitate sustainable movement and contribute -- Introducing a new residential and working community to to community life. increase footfall and contribute to a mixed, balanced and ■■Achieving a sense of place and enhancing people’s ability to VICTORIA WINDMILL HILL sustainable local community. understand and navigate this part of the city. PARK -- Creating an environment with a street level based sense ■■Maximise local labour; create and support existing of place and facilities to attract and retain people and apprenticeships, provide employment and training for create jobs. unemployed people, training and experience for young people ■■Creating an environment that is inclusive and accessible for through the construction phase of the project. all parts of the community.

Figure 21 | The Vision

PLACE-MAKING FRAMEWORK 32 20 February 2019 I VERSION 11 Opportunities

Accessibility Liveability Local Economy Bedminster benefits from great Density provides an opportunity People emphasise convenience levels of accessibility including, to vary neighbourhood housing and locality in enjoying urban walking, cycling, bus (including stock; supporting a diverse and areas. A new population MetroBus), local train station inclusive neighbourhood for will bring trade to East and Temple Meads city station all, with convenient access to a Street. Flexible space can nearby. range of services and facilities. accommodate enterprise and construction creates job opportunities

Sustainable Growth Vitality & Identity Nature & The Malago Effective land use relieves Density and height are great Interconnected green spaces; pressure on green and open components to underpinning both private and public. space. It enhances opportunities character and identity for a Combined with opening up of the for better air quality, water use, neighbourhood, with added Malago to enhance habitats and energy efficiency, ecology and vitality and creating a strong biodiversity and help cool the waste handling. sense of place. urban environment.

Support Amenities Composition & Legibility Wellbeing More people living and using the A varied skyline and roof Create an environment that services supports their continued composition enriches the urban benefits mental and physical success. This ranges from the form. A cluster of massing is health, social interaction, town centre and public transport an opportunity to stand out security, travel and contact with to sports facilities, schools, positively as a combined town nature. The new quarter is an health centres, cultural and centre/transport neighbourhood opportunity to create an urban community venues. hub and gateway to the centre of environment accessible and Bristol. inclusive for all.

BEDMINSTER GREEN 33 A NEW URBAN QUARTER Leading Aims

Health & Wellbeing Sustainable Growth

Cities are immensely complex. Accommodating and Wellbeing requires an environment that brings Sustainable living touches on a number of aspects, contributing to Bristol’s growth is challenging. To make better together a range of elements to positively contribute from public transport and energy to construction places to live, new communities, both benefiting existing to health, happiness and living life to the fullest. materials. Each aspect, idea and design move will and future residents touch on a number of aspects. In taking This includes good quality homes, services, identity, have due regard to impact on social wellbeing, Bedminster Green forward there are four overarching aims public transport, parks, trees, streets and public the economy and the environment. that are a thread reaching across each consideration, design spaces that provide good environments for walking principle and proposal. These are at the top of the agenda for cycling, enjoyment and social interaction. Bedminster Green to inform this high level Framework. Inclusive Streets, Spaces & Homes Balanced Community

Inclusive communities means ensuring that the public A balanced community is formed through a mix realm, homes and buildings are accessible and of homes and choices. This includes affordable appropriately accommodate different generations, mobility housing, and other tenures, to meet needs, informed and sensory abilities. The needs of children, play and safety by understanding the wider Bedminster community should inform the design of public realm. Ground floor uses and its overall mix of house types and tenures. and spaces should be appropriate to community needs.

PLACE-MAKING FRAMEWORK 34 20 February 2019 I VERSION 11 Accessibility PRESENT SITUATION AIMS

Bedminster benefits from a great proximity to Create a high quality environment for walking and the city, other neighbourhoods and destinations cycling; connected routes beyond Bedminster Green, ACTIVE (such as schools) making walking and cycling a including the city centre and the Temple Quarter. TRANSPORT good transport choice. Whilst routes exist these Enhance routes with strong building frontages, more direct are not always strong, direct, safe or enjoyable. connections of choice and a high quality public realm.

A high quality public transport boulevard accommodating Dalby Avenue / Malago Road and East existing services and the new MetroBus route M1, BUS & Street presently support services linking to significantly enhance the link between the city METROBUS areas to the south with the city centre. centre, Bedminster and areas south to Hengrove Park, Bristol Airport and North Somerset.

Bedminster Railway Station is hidden from view with To create a prominent frontage and accessible RAILWAY an unappealing access to the railway station from entrance to the station, with a direct link and line STATION Windmill Hill, on the opposite side to the town centre. of sight to East Street (the town centre).

BEDMINSTER GREEN 35 A NEW URBAN QUARTER Sustainable Growth PRESENT SITUATION AIMS

The area is currently dominated by low intensity Optimise the effective use of land through urban density uses and open land, creating a gap in urban EFFECTIVE USE reflective of the location and its attributes to introduce intensity, activity and character between a new population and activity that will support the town OF LAND the established residential neighbourhood centre and create a sustainable urban quarter. to the south and the town centre.

Introduce a critical mass of population and diversity of The area has a low variation of uses and use, served by good public transport, walking and cycling INCREASED URBAN activity, includes areas at risk of flooding provision to support local facilities and amenities. Incorporate RESILIENCE and has limited habitat value. sustainable drainage, provide areas of shade to help address increasing temperatures and enhance natural habitat.

Create an environment conducive to walking and cycling, The current environment is of limited supported by good quality public transport. Construct buildings TOWARDS A ZERO attractiveness for walking and cycling and existing with good levels of thermal efficiency and the capability buildings are dated, with relatively low thermal CARBON CITY to connect to a heat and power network on day one, if efficiency and individual heating systems available, or where feasible, to a network in the future.

PLACE-MAKING FRAMEWORK 36 20 February 2019 I VERSION 11 Support Amenities PRESENT SITUATION AIMS

East Street is a key part of Bedminster town centre. Create a critical mass of proximate population and While there is a variety of shops some of the centre transform the quality of St Catherine’s shopping TOWN CENTRE is of poor quality and there are a number of vacant centre to help boost footfall and spend on East Street retail units. The absence of population density as the focal point for an expanded community. close to East Street limits its vitality and viability.

There are a number of primary and secondary schools in the area, including St Mary Redcliffe School places and health provision will be accommodated within SCHOOLS PLACES Primary School and St Mary Redcliffe & existing facilities. A new population will continue to support HEALTH PROVISION Temple Secondary School. In addition, there and utilise existing facilities contributing to their success. are a number of GP and dental practices.

There are a number of community venues across PARKS, The Green is to be enhanced, bought into community life and the neighbourhood. Victoria Park and Dame Emily RECREATION better connected as part of an activity and green infrastructure Park both have equipped play areas, games & COMMUNITY network. Together with community venues these will areas and skateboarding facilities. Supplementary continue to be focal points; supported with new residents. FACILITIES spaces often are only passed through.

BEDMINSTER GREEN 37 A NEW URBAN QUARTER Composition & Legibility PRESENT SITUATION AIMS

The low intensity uses and vacant sites do not A new roofline and curated skyline should be a positively contribute to Bedminster’s townscape, positive identifier for the neighbourhood both locally TOWNSCAPE not often seen from surrounding spaces or vantage and from further afield. This should signify the location points and often contributing to hostile streets. of the town centre and the railway station.

The topography, pattern of streets and Massing should be curated as part of the city’s broad canvas, neighbourhood form provides a number of understanding the Windmill Hill ridgeline, surrounding tall WAYFINDING opportunities for glimpsed views important buildings and key city landmarks from key views. Together to local wayfinding and enjoyment. this should foster an improved legibility and sense of place.

Street frontages are often absence from To form an intelligible place, streets should be enclosed the area with many buildings either set and spaces framed by buildings; creating a safe and legible FRONTAGES back and / or not having their main frontage environment. These frontages should be appropriate to orientated to the streets or public places. the street hierarchy and activation of key spaces.

PLACE-MAKING FRAMEWORK 38 20 February 2019 I VERSION 11 Liveability PRESENT SITUATION AIMS

Diversify the neighbourhood housing stock, introducing The dominant housing stock in the neighbourhood a new city-living apartment offer; providing a range MIXED HOUSING is Victorian terraces, between two to four of housing, including private sale, private rented, OFFER floors and two to three bedrooms. student accommodation and affordable homes - with a portion adaptable to wheelchair use.

Create a network of attractive spaces; for relaxation, meeting The Green is little used, other than as a space others and contact with nature. Public spaces should be truly COMMUNITY & that pedestrians cross and there is an absence of ‘public’ and welcoming for everyone. Incorporate flexible space SHARED SPACES other spaces for community use and enjoyment. within buildings, for community activity and use by businesses and local organisations, to enhance community infrastructure.

Mixed use development to repair the urban fabric creating Many of the existing public spaces and streets safe overlooked routes, spaces to enjoy and generate activity in the area are not overlooked and are of poor SAFE & SOCIABLE to add to the vitality of the area. Create an attractive and safe quality, resulting in an environment that feels urban environment that provides a setting for public life and unwelcoming and, at night in particular, unsafe. social interaction, where people choose to walk and cycle.

BEDMINSTER GREEN 39 A NEW URBAN QUARTER Vitality & Identity PRESENT SITUATION AIMS

A mix of uses, and different types of entrances onto streets The low density, poor quality and fragmented and public spaces should generate activity that adds character ACTIVITY nature of the area results in low levels of and a sense of place. Town centre uses, such as shops evident activity, other than vehicular traffic. and cafes, should be limited and carefully placed to support links and encourage increased footfall in East Street.

The character of the area is relatively High quality architecture should be informed by the character ARCHITECTURE nondescript and at odds with East Street and and identify of the surrounding streets and spaces, defining & CHARACTER Windmill Hill that have recognisable Victorian a new quarter that understands and transitions into the character with some Edwardian features. established Bedminster and Windmill Hill neighbourhoods.

Streets are broadly standardised and do not Streets should reflect their hierarchy, accommodating offer a varied experience or choice of spaces access, servicing, buses, cyclists and pedestrians in DIVERSITY, CHOICE to enjoy. Trees are important features but appropriate proportions. Streets and spaces should have & PUBLIC REALM generally the public realm is utilitarian and distinct characteristics, with dispersed tree planting, does not help create identity and vitality. to create variety and choice within the locality.

PLACE-MAKING FRAMEWORK 40 20 February 2019 I VERSION 11 Local Economy PRESENT SITUATION AIMS

East Street suffers from poor quality connections New homes will increase the catchment population of to surrounding neighbourhoods. Where the town centre; supporting small businesses and the FOOTFALL conventionally there is an increase in density vitality of East Street. It is imperative that the quality of of homes near the town centre the opposite is the connections to East Street be improved to ensure true of the area, where homes are absent. ease, convenience and comfort of movement.

The area accommodates a number of Enhance prospects for new enterprise and, where industrial shed style premises but lacks appropriate, provide flexible space to accommodate and ENTERPRISE space for small and emergent businesses. adapt to business needs, activity and start-ups, enabling The lack of a resident population also limits them to develop and grow. In addition, create employment the economic potential of the area. and training opportunities during the construction phase.

Bedminster has seen significant change Streets and spaces should be designed for all; different INCLUSIVE TOWN over the past century, with war damage, generations, mobility and sensory abilities. Amenities, facilities CENTRE industrial decline and problematic modern and public facing uses, such as shops and cafés, should be housing and highway interventions. accessible and appropriate to the needs of the community.

BEDMINSTER GREEN 41 A NEW URBAN QUARTER Nature & The Malago PRESENT SITUATION AIMS

Open up and enhance the Malago where feasible to create The River Malago runs through the site but is at RIVER MALAGO an asset for amenity, sustainable drainage, urban cooling, present partly in a narrow drain-like channel and wellbeing and habitats. Flood attenuation and management & DRAINAGE partly covered within a below ground culvert. potential should be increased, to benefit the neighbourhood.

The trees, railway embankment and Enhance habitat with street trees, potentially opening up open section of the Malago are positive BIODIVERSITY the Malago, creation of new green spaces and use of features for nature but overall there is little pollinating and other planting to improve biodiversity. natural habitat of significant value.

Provide a new urban environment that encourages walking, cycling and use of public transport to minimise Traffic on Malago Road/Dalby Avenue is a source AIR QUALITY car use. Use east-west orientation of Malago Road/ of emissions that impact on local air quality. Dalby Avenue and Include frontage gaps and planting to create street scale ventilation and absorb emissions.

PLACE-MAKING FRAMEWORK 42 20 February 2019 I VERSION 11 BEDMINSTER GREEN 43 A NEW URBAN QUARTER PLACE-MAKING FRAMEWORK 44 20 February 2019 I VERSION 11 Form Framework Principles 46 Reinforcing East Street 48 Green Network & River Malago 50 Humanising Malago Road/Dalby Avenue 52 Fronting & Enclosing Streets 54 Transition New & Old Neighbourhoods 56 An Identifiable & Understandable Place 58 Connecting the Neighbourhood 60 A Network of Spaces & Green Streets 62 Sustainable Energy & Clean Air 64 Proposed Uses 66 Framework 67 The Benefits 68 Developing at Higher Density 69 Parking & Servicing 70

BEDMINSTER GREEN 45 4 A NEW URBAN QUARTER Framework Principles

Reinforcing East Street Humanising the Avenue Transitioning New & Old Neighbourhoods

Green Network & River Malago Fronting & Enclosing Streets A Legible Place

PLACE-MAKING FRAMEWORK 46 20 February 2019 I VERSION 11 Connecting the Neighbourhood

A Network of Spaces Sustainable Energy & Clean Air

BEDMINSTER GREEN 47 A NEW URBAN QUARTER Reinforcing East Street

East Street forms the spine to Bedminster Town Centre. This is supported by numerous routes connecting from either side but the pedestrian experience is generally poor. The aim of the partners working on regeneration of East Street is that it will be greatly enhanced in terms of quality and vibrancy. The new development will contribute to this. It should create streets that are pleasant and overlooked and which transition AST S from a residential character to the town centre on East Street. 1 E TREET Components such as St Catherine’s Place and the Green and station provide stepping stones to support East Street’s 2 neighbourhood primacy.

Parking is an important component for a successful high street, 3 providing convenience and the perception of an accessible town centre. The existing car park on Little Paradise is well located for those who need to travel by car. Current parking within the area, located further from the town centre, could be re-provided here, by the addition of decked levels, to support East Street. There may however be other options for this land, which is owned by Bristol City Council and requires further consideration.

1 Neighbourhood Spine

2 Enhanced Quality & Permeability Diagrammatic only; not to scale or in 3 One Street Back proportion. All precedents and ideas are only one possible approach and do not preclude alternative approaches that address the same challenges. Figure 22 | Reinforcing East Street

PLACE-MAKING FRAMEWORK 48 20 February 2019 I VERSION 11 Public Realm

The landscaping should reflect street hierarchy and identify connecting routes, transitioning experience and awareness appropriately.

Directed Access

Streets, ground floor, and above ground uses should each be directed onto the spine; avoiding segregated A simple landscape treatment with opportunities for planting and floral Coordinated street frontages create On street cycle parking increases and back alley access. blooms enriches a shopping street whilst maintaining service and loading a sense of rhythm and order when the ease of using a bike and access. traveling along a street. shopping with confidence. Balance Traffic Users

Access arrangements for different uses from pedestrians to buses and the role of cars and parking, should be integral.

Enrich Frontages

These are key to a town centre, from branding to the management of vacant units. These could be selectively enhanced and varied.

Secondary streets can provide Streets can adapt with the seasons Allowing shops, cafés and bars to occupy the street, from A-boards to drinks quieter areas, a respite from the and events, able to be decorated strands, enriches the street scene and town centre experience. main street; transitioning and and celebrate the neighbourhood. Figure 23 | Ideas for Reinforcing East Street forming a sense of arrival. Figure 24 | Precedents for Reinforcing East Street

BEDMINSTER GREEN 49 A NEW URBAN QUARTER Green Network & River Malago

The River Malago is a ‘lost river’ hidden from view, either in a DAME EMILY TO RIVER narrow channel or within a culvert. It is a missed opportunity PARK AVON for flood management and biodiversity and a key asset for a NEW CUT sustainable future.

Revealing the Malago could greatly benefit the enjoyment and biodiversity of the neighbourhood, as well as contributing to management of flood risk, urban cooling and community health and wellbeing.

If any trees need to be removed to enable improvements to the River Malago and bus facilities these should be replaced. New trees should also be introduced throughout the new urban 3 environment to create a significant net gain. CITY A green network, from the large Victoria Park, to smaller green ST JOHN'S FARM spaces and streets with trees will create an attractive and varied CHURCHYARD 2 green web for people, improved air quality and wildlife. 4 1 1 Enlarged Green

2 Revealed River Malago VICTORIA 3 Extended Natural Environment PARK

Diagrammatic only; not to scale or in proportion. All precedents and ideas are only one possible approach and do not preclude alternative approaches that address the same challenges. Figure 25 | Green Network & River Malago

PLACE-MAKING FRAMEWORK 50 20 February 2019 I VERSION 11 Graded or terraced landscapes can integrate flood attenuation into the The Malago has a low flow rate; depending on the strategy adopted this Large green spaces provide a strong setting for distinctive buildings and neighbourhood. Out of flood event they can be important places to enjoy, could be similar to a stream or be a series of ponds. With both approaches a new urban quarter. Here the quality and richness of the open space is socialise and look at. the bank-sides are key for biodiversity. matched by high quality architecture.

Greenways provide opportunity for respite from the urban environment and A mix of soft, intermediate and hard landscaping solutions will be required to Green walls are another way to add Drainage can be incorporated in the can be furnished to enable people to meet, socialise and play as well as not only provide choice in the new urban quarter but balance the access, use green to the new urban quarter. street scene with rain gardens. discover the natural environment around them. and biodiversity of the green. Figure 26 | Precedents for Revealing the Malago

BEDMINSTER GREEN 51 A NEW URBAN QUARTER Humanising Malago Road/Dalby Avenue

Malago Road/Dalby Avenue is a strategic route that is currently an unappealing environment for pedestrians and cyclists, operating as a functional corridor for vehicular traffic. Whilst the road will continue to be integral to the city as a strategic corridor the pedestrian and cycle experience could be significantly improved by a number of means. This includes establishing street frontage, providing better crossing and better bus facilities. Street trees, together with other strategies, will create a city boulevard that is part of Bedminster Green’s sense of place and which facilitates and improves sustainable travel choices. This city boulevard should have a strong character and sense of place itself; differentiated from others nearby. 1 ARD LEV 1 Framing Buildings & Frontages U CITY BO 4 5 2 Convenient & Safe Crossings 2 6 3 Safe Windmill Hill Access 3 4 Improved Bus Stops & MetroBus Ready

5 Coordinated Materials & Street Furniture

6 Street Trees

PLACE-MAKING FRAMEWORK 52 20 February 2019 I VERSION 11 Adaptable Avenue

The avenue needs to be prepared for future transport needs, including bus lanes and cycle facilities.

MetroBus

Routing, stops and lanes must be effective and convenient whilst not inhibiting cyclists and pedestrians.

The space between the carriageway and building line can afford Carefully delineated space can balance a strategic road network, bus routes opportunities for tree planting, improved pedestrian comfort set back from and key pedestrian desire lines. Paired with landscape, material and planting Coordinated Landscape the road, cyclists and building frontages including forecourts and gardens. all users can enjoy the avenue safely.

Renewing the avenue to add character and amenity to the new urban quarter will require street trees and a coordinated materials and furniture palette.

Street Wall

Currently absent, an avenue is best defined by its enclosing buildings. These should provide a continuous building line to aid legibility.

Whiteladies Road has successfully rebalanced from the car to benefit Avenues can provide settings for tall buildings. A rich public realm, including pedestrians, cyclists, buses and enjoyment on street. Dalby Avenue could planting and art ensures users enjoy their immediate setting and the street also be rebalanced utilising a number of strategies. level. Figure 28 | Ideas for Humanising the Avenue Figure 29 | Precedents for Humanising the Avenue

BEDMINSTER GREEN 53 A NEW URBAN QUARTER Fronting & Enclosing Streets

The new urban quarter will primarily be experienced at street level. The definition, activity and sense of community life that is currently lacking will be strengthened by the new development; the uses and streets that everyone can enjoy. The principal active route should draw people into East Street, through a revitalised St Catherine’s Place, connecting to the residential community, via a stepping stone of activity. focused around the AST S Green and an improved station, to the existing neighbourhood E TREET of Windmill Hill. Other frontages will be residential in character with elements of flexible ground floor space accommodating businesses and community related uses. Taller elements will sit above the defined street-scale frontage.

Prime East Street

Secondary Frontage

Enclosed Avenue

PLACE-MAKING FRAMEWORK 54 20 February 2019 I VERSION 11 Entrances On Street

Victorian streets are defined by frequent entrances onto the street; similarly new uses should do the same, avoiding separate rear access.

Frontage Hierarchy

Frontages should be aligned to the importance of adjacent spaces; pairing access of different uses from the same High density residential can retain the street articulation of typical residential Workspaces often inhabit locations that may otherwise be problematic spaces ensures even activity. streets. Frequent front doors and the use of duplex units, with living on the for residential uses. They provide visible, flexible and accessible working ground floor and bedrooms above with a threshold space in front, create a environments, often with a high degree of internal activity mutually benefiting Ordered Frontages varied street scene. the street scene. Elevations and entrances should be frequent and rhythmic to enrich the experience from the streets.

Restaurants, cafés and bars are often the most active elements on the Retail provides a varied street edge, with branded frontages and visual street. Creating a street scene is primary at the base of a building; height is merchandising creating a stimulating environment as well as attracting secondary. footfall and continuous interaction and flow of people between the street and Figure 31 | Ideas for Fronting and Enclosing Streets the indoor activity. Figure 32 | Precedents for Fronting and Enclosing Streets

BEDMINSTER GREEN 55 A NEW URBAN QUARTER Transition New & Old Neighbourhoods

The Bedminster Green area currently lacks identity and is large enough to establish its own character, around the existing assets of the Green, the boulevard potential of Malago Road/ Dalby Avenue and the River Malago. It will become part of Bristol’s patchwork of places. This new environment will link the established areas of character in the conservation area around East Street and the terraced streets and green spaces of Windmill Hill. Transition to these areas can be achieved through a stepping down in scale, landscaping and, at a later stage, through detailed design and materiality. 1 1 Blending Between Character Areas

2 Setting a New Identity Figure 34 | Ideas for Transitioning Character 2

PLACE-MAKING FRAMEWORK 56 20 February 2019 I VERSION 11 Stepping Down

Stepping down height near existing buildings can help maintain the setting, character and amenity of existing streets without an abrupt change.

Skyline Cluster

Changing the appearance of a place on the skyline can identify it as a destination on the city scene; benefiting the Art can be used on existing or new Contemporary architecture can Different architectural treatments often work best if they show conviction in station and town centre. frontages as well as service or reflect from surrounding architectural execution; as a juxtaposition to existing buildings. construction sites to foster identity details in interesting ways. Figure 34 | Ideas for Transitioning Character and maintain user enjoyment.

Consideration of materials reflects history and the future, transition new and Established street scenes can often be best treated by understanding the Redcliffe Quarter has successfully set out an approach to creating a new old. Here the use of brick creates transitions between the different buildings prevailing organisation of elevations, roof line and fenestration; reflecting this identity and be part of revitalising a neighbourhood. The same could be and type of architecture. appropriately. achieved in Bedminster. Figure 35 | Precedents for Transitioning Character

BEDMINSTER GREEN 57 A NEW URBAN QUARTER An Identifiable & Understandable Place

Bristol’s urban composition has grown and will continue to evolve and change. New buildings with distinctive, high quality architecture, will combines with streets and spaces to create a 5

CLIFTON Cabot Tower & strong sense of place, vitality and identity for Bedminster Green. Brandon Hill VIEW Buildings creating a stronger street character and massing that Clifton Suspension identifies and highlights the destination will contribute to this, Bridge helping to give the town centre identity and status. 3 Understanding place can be thought of at a number of levels: E rridor ast Street Co REDCLIFFEVIEW ■■The immediate experience at street level and enhancing the quality of corners, junctions, transport hub and public spaces ASHTON with good quality architecture. COURT VIEW ■■Local views within the neighbourhood, particularly from East Street and Windmill Hill where well conceived architecture 2 can build a visual link at distance, from nearby to the Green

and the station. or 1 rrid Co ad ■■City wide views, particularly from vantage points in Redcliffe, Ro go 3 ala Ashton Court, and Clifton where appropriately high quality M architecture offers the opportunity to identify Bedminster 2 Town Centre, East Street and the station on the skyline, presenting the place to the city and having the potential to draw attention from further afield. 1 Central Cluster Windmill Hill To create uncluttered streets for people car parking and 2 Buildings Relate to Corners & Spaces servicing should be discreet; within or below a city block. Limiting parking provision will need to be accompanied by 3 Legible Corridors Diagrammatic only; not to scale or in parking management arrangements on nearby residential 4 proportion. All precedents and ideas are only one possible approach and do not streets. 4 Understanding Local Views preclude alternative approaches that address the same challenges. 5 Skyline & Long Distance Views Figure 36 | A Legible Place Figure 37 | Ideas for A Legible Place

PLACE-MAKING FRAMEWORK 58 20 February 2019 I VERSION 11 Tripartite Design

Building elements should express a tripartite design, focusing on the base and street level, then the mid and top divisions.

Legible Corridors

East Street and the Avenue form key corridors, urban events; spaces and buildings help wayfinding and enrich a Art itself can aid micro-climate and High quality tall buildings can Considered elevations can help Playful signage can help wayfinding stimulating environment. effects of tall buildings (wind shown integrate into a strong street scene, provide a sense of order and and develop a places identity. here); whilst enhancing their visual aid renewal and generate vitality. safety; aiding legibility and a social appearance. interaction.

Tall Elements

Tall elements should match focal points, such as corners or an open space; or be set back discreetly so as to not be overbearing.

Tall buildings are most frequently experienced from their base; where done Corner focal elements can stand out Varying scales of building can enrich well it is rarely overbearing or its height experienced up close. They do because of their architecture, not the street scene. provide new opportunities for a skyline and expression of place. just uses or massing. Figure 37 | Ideas for A Legible Place Figure 38 | Precedents for A Legible Place

BEDMINSTER GREEN 59 A NEW URBAN QUARTER Connecting the Neighbourhood

The area benefits from a strong northeast to southwest route, running in and out of the town centre. Routes through the area from the Windmill Hill residential neighbourhood to the south east provide poor quality pedestrian environments. A strong and active route between Windmill Hill, the station and East Street will underpin the quarter. This principal connection will be complemented by a variety of pedestrian and cycle routes that form an integral part of the new urban quarter to integrate it with EAST STREET the adjoining parts of the city.

1 Improve Station Access

2 Main Local Pedestrian Link 2 4 3 Strategic Cycle Route

4 Key Local Pedestrian Routes 3

BEDMINSTER 1 STATION

PLACE-MAKING FRAMEWORK 60 20 February 2019 I VERSION 11 Priority Modes

When organising routes and streets consideration and balance should be afforded to active transport first.

View to the Station

The visual connection between East Street and the Station is important.

Pedestrian crossings should be located on desire lines, a change of material, Segregated cycle lanes can be Seating can provide opportunities for road markings can enrich the street scene as well as informing the behaviour successful on busy roads and rest, for the less able, on key routes of cars. high volume routes and alleviates and enable everyone to enjoy. Safe Crossings conflicts with pedestrians. Crossing the Avenue should be done so with ease and convenience; pedestrian desire lines within the quarter should be prioritised.

Focus on the Street

The street is what people will most frequently experience; the base of buildings; frontages and the public realm is most important.

Convenient and secure cycle Streets and spaces should be The station entrance should be distinctive and identifiable from key nodes parking is often key factor for thought through for all; different and vistas, ensuring an easily understood arrival and town centre circulation. choosing to cycle to a destination. generations and abilities. Figure 40 | Ideas for Connecting the Neighbourhood Figure 41 | Precedents for Connecting the Neighbourhood

BEDMINSTER GREEN 61 A NEW URBAN QUARTER A Network of Spaces & Green Streets

New and enhanced spaces will augment the existing to create a tapestry of public spaces along the central boulevard and side streets connecting the Green, with planting and trees providing links to Victoria Park, St John’s Churchyard, Windmill Hill City Farm and smaller spaces.

Beyond the public spaces private and communal spaces within each urban block will provide important amenity for new residents. These will designed to be safe and inviting; including gardens, courtyards, terraces, balconies and roof gardens.

Each new space will draw on its location, scale and microclimate to create spaces ranging from those to pass through or linger to places for meeting others and for events. This should inform distinct characteristics to form variety and choice, from hard to soft, and intermediate, treatments.

Liveliness Landscape Main Use

Diagrammatic only; not to scale or in proportion. All precedents and ideas are only one possible approach and do not Lively Hard Active & Events preclude alternative approaches that Active Intermediate Traverse address the same challenges. Quiet Soft Casual Enjoyment Figure 42 | A Network of Public Spaces

PLACE-MAKING FRAMEWORK 62 20 February 2019 I VERSION 11 Balconies can offer a practical and Public art and selected planting can Courtyards and communal spaces, within urban blocks, are an important Stepped environments, such as around the station or the River Malago, can usable space for apartments and draw on the uses and history of a within a network of open spaces; both for residents, microclimate and provide flexible opportunities for activity, seating and play. further provide eyes on the street. place to offer a distinct character biodiversity.

Green areas are not just about Spaces exist and have a life after Rooftops and terraces, formed with the set back of upper floors, create Public spaces can be a variety of hard, soft and intermediate landscaping; biodiversity as they can also provide dark; this should be equally as safe opportunities for communal gardens and contribute to permeating green and providing different opportunities from travel to quiet contemplation. opportunities for community planting, and stimulating as the day time. the biodiversity of the area. food growing, play and discovery. Figure 43 | Precedents for A Network of Public Spaces

BEDMINSTER GREEN 63 A NEW URBAN QUARTER Sustainable Energy & Clean Air

The creation of a new urban quarter at Bedminster Green offers the potential to contribute to Bristol’s aims to be carbon neutral by 2050 and for cleaner air. This will be achieved, by seeking to minimise energy demand through design, installation of renewable energy technologies where feasible and viable, and adopting site-wide energy provision for each development.

The city’s priority in terms of delivery of low carbon heat is the provision of district heat networks. Currently there is no district heat energy centre that could serve Bedminster Green. However, if an off-site proposal comes forward at an appropriate time in relation to delivery of development, there would be an opportunity, from day one. If this is not possible, connection to a district heat network in the future should be enabled, if feasible.

Minimising parking provision (with management measures POTENTIAL 2 HEAT & POWER to avoid overspill to adjoining streets), providing attractive 1 NETWORK opportunities for walking, cycling and travel by public transport and green spaces and planting will contribute to cleaner air. Building design, orientation in relation to the alignment of Malago Road/Dalby Avenue and the direction of the prevailing wind, the open Green at the heart of the area, variation in height and gaps between buildings should be used to avoid ‘canyon effects’ whilst ensuring natural ventilation of streets and spaces.

1 Potential Heat & Power Network Diagrammatic only; not to scale or in proportion. All precedents and ideas are 2 Potential Link to Offsite Energy Centre only one possible approach and do not preclude alternative approaches that Dependent on off site energy centre coming on stream; routing of network address the same challenges. indicative. Figure 44 | Sustainable Energy & Cleaner Air

PLACE-MAKING FRAMEWORK 64 20 February 2019 I VERSION 11 BEDMINSTER GREEN 65 A NEW URBAN QUARTER Proposed Uses New Homes landowners would welcome this to support delivery of affordable The exact amount and type of space for community and The existing housing stock is characterised by terraced houses, housing. Within Bristol there is also a need for purpose built business use will need to be determined through detailed site followed by purpose built flats and apartments. Homes are student accommodation to meet growing demand and reduce proposals. The role of the Framework is to establish principles. predominantly of 2 and 3 bedrooms, followed by 1 bedroom pressure on the main residential stock. Student accommodation In this respect, it is proposed that a broad extent of flexible dwellings. The Bedminster Green area is suited to smaller can conribute towards regeneration and should form part of space for community, business and other uses is identified. households due to its constrained urban nature close to the a mixed housing offer in the interests of mixed and balanced This will enable demand to be tested as the new community centre of Bristol. Provision of this nature will contribute to the communities. Bedminster Green is a suitable location for such forms and through engagement with the market and providers housing mix within the wider area and provide opportunities provision as part of a mixed community and to further support a of forms of business space, for example co-working space, for a range of people choosing an urban living lifestyle with variety of uses and activities in East Street. particularly suited to the location. Links with existing local proximity to town and city centre facilities, green space and activity, such as the Caboodle co-working project could also public transport. This will include younger households and older Community Culture, Leisure and Business be explored. In addition, there is flexibility for accommodating The areas around Bedminster Green have a range of people wishing to downsize and enjoy the convenience of the additional health facilities if needed. community, cultural and leisure assets which host a variety location. of community and social enterprise activity and it is important There is a major opportunity, through refurbishment of St The aim is to contribute to a mixed, balanced and inclusive that use of these is not diluted. The need for community space Catherine’s Place and the scope for introducing a major community across the wider area of Bedminster and Windmill is difficult to forecast and quantify. However, some additional attraction, such as a cinema, to increase footfall and confidence Hill. Development should provide a mix of homes for sale, provision within a new community at Bedminster Green is likely in East Street. Elsewhere within Bedminster Green retail and rent and with intermediate tenures to meet community needs, to be appropriate. café/restaurant uses should be limited and related to significant including a diversity of income groups. This should include public space and generators of pedestrian flow, where they Similarly, to create a thriving and dynamic place the new social rented and shared ownership affordable housing have a clear role to play in relation the vitality of the public development should also provide spaces for business. These in accordance with planning policy and related viability realm. spaces should be flexible and suited to small and emergent considerations. There is an opportunity to consider extending businesses that sit comfortably within a residential-led mixed The Local Plan Review consultation document puts forward a the applicability of the Council’s Affordable Housing Practice use part of the city. residential led, mixed use development. The mix provides the Note to Bedminster Green to support viability and introduce setting for a thriving community and town centre that integrates greater flexibility over affordable housing provision to include streets, public spaces and a critical mass of activity as a place potential for affordable rent and intermediate tenures. The for people to live, work in and enjoy.

PLACE-MAKING FRAMEWORK 66 20 February 2019 I VERSION 11 Framework Underpinning a New Urban Quarter The Green Focal Point Revealed Malago

Ancillary Spaces Humanised Avenue

East Street Residential Streets

St Catherine's Pl

Church Ln Church Urban Blocks, Frontages & Private Amenity Spaces

Stafford St Key Frontage; East Street - Green

Little Paradis

e v Framing Avenue Frontage A y b al D Clarke St New Station Frontage & Other Uses e

St John's Rd

Malago Greenway

Whitehouse Ln Her Rd efor Public Transport Priority with Bus Lanes go d St ala M Key Improved Pedestrian Route

Enhanced Strategic Cycle Route Fraser St

Windmill Hl Cotswold Rd Avenue Crossing Points

Note all Framework is indicative and only show in principle the design moves for each plot. Intended NTS @ A3 to inform detailed design and Figure 45 | Overarching Framework architecture.

BEDMINSTER GREEN 67 A NEW URBAN QUARTER The Benefits

The new Bedminster Green offers:

Bedminster Green Bedminster Station Quality Urban Quarter Improved and enlarged Improved Bedminster Station A new urban environment; Green; around 75m by 75m with a new entrance facing good quality streets making it 15% larger than the East Street with a direct and spaces with distinct existing space. connecting path. characters.

Malago Road & Dalby Balanced Community The Malago Avenue A mixed housing offer and Potential to improve around Around 700m of the avenue affordable homes for a 400m of River Malago for enhanced for public transport, balanced community. enjoyment, habitats and including MetroBus, streets sustainable drainage. with trees, improved footways, cycle paths and crossings.

St Catherine’s Place Towards a Sustainable East Street Revamped and reinvigorated Future East Street provided with dated shopping precinct; Good microclimate and air improved connections, new supporting East Street. quality with potential to be part uses, and supported by a new of an energy network. residential community.

PLACE-MAKING FRAMEWORK 68 20 February 2019 I VERSION 11 Developing at Higher Density Bedminster Green is identified as a location for development at accommodate the development required to meet its identified local landmarks to help define streets and spaces to aid with higher density and this will support and make use of a plethora needs. It encourages well designed tall buildings in locations, navigation and understanding of the area and creates a new of community facilities, amenities and public transport whilst such as Bedminster Green, where they will have a positive and varied contemporary character. This composition should investing in and renewing the public realm, revealing the River economic impact, are within walking distance of local facilities, step down towards the lower buildings of adjoining areas and Malago, fostering a sense of place between East Street and and can help support new public transport provision. Where ensure a good relationship and sunlight to open spaces. Windmill Hill and improving the station, bus facilities and the skilfully designed and sited with a focus on an enhanced green The number of residential units and amount of floorspace for environment for walking and cycling. space, they can create a quality place and contribute to the other uses can only be determined through more detailed legibility of this part of the city. The creation of a good quality public realm, with well defined design. Based on the sustainability of the location, subject to streets and public spaces, efficient use of scarce urban land, The urban environment is primarily experienced at street mix and detailed design, the Framework (and its parameters), a critical mass of population to support East Street, and level and therefore taller elements should sit within a setting indicates a potential for between 1,000 and 1,500 new homes achieving the viability necessary for delivering are all important of well-defined street frontages. The perception for those with an average density range, across the Framework area, of considerations. Carefully designed taller elements have a role using, enjoying and moving through the area should be of 220-320 dwellings per hectare. The average density is derived to play in enabling these things and at St Catherine’s Place good quality, characterful and active street frontages with from the Framework looking holistically at the comprehensive there is an existing planning permission for a building of 16 well-designed taller elements as secondary features in the redevelopment of the area. Individual proposals could be higher storeys. street level experience. The role of taller elements in views or lower than this area average dependant on their specific is an important consideration. Important city views should qualities, situation and setting. The Urban Living SPD advocates optimisation of density be protected and taller buildings should contribute positively through balancing the efficient and effective use of land, All of these issues will be assessed through detailed design of to the form of the city. From vantage points to the north, with aspiration for a positive response to context, successful proposals on individual sites through the planning application where the Bedminster Green area is visible, it is at some placemaking and liveability. As part of this, alongside other process and will be guided by the height diagram in this distance and is seen as part of the wider cityscape, with the high-density building forms, it advises that well located and Framework. higher ground behind. Well designed taller elements can help well-designed tall buildings can be a feature of a successful achieve a composition that establishes Bedminster Green compact, walkable neighbourhood and can also help the city as an identifiable and important place within Bristol, provides

BEDMINSTER GREEN 69 A NEW URBAN QUARTER Parking & Servicing

Bedminster Green will promote sustainable living and active Car Parking Student accommodation is often provided without car parking modes of travel and use of public transport. The urban quarter Bristol is on a pathway to becoming a zero carbon city and is spaces. In addition there is no student parking requirement environment will likely appeal to those who reflect the current seeking to improve air quality. As part of this there is a need in policy. Enforcement depends upon the nature, control and trend for lower car use and value car ownership less when to reduce reliance on movement by private car. Creation of extent of on-street parking. compared with past developments. A creative, healthy and rich good quality city living environments has an important part to urban environment should moderate the amount of parking and play in meeting these aims and can bring significant quality Existing Parking The Strategic Joint Transport Assessment will inform further treat servicing appropriately. of life benefits through proximity to services and amenities, consideration on any management measures needed to active travel and opportunities for using public transport. Bristol City Council has a adopted standards in respect of ensure that development at Bedminster Green does not have Development at Bedminster Green therefore needs to capitalise car parking, cycle parking and servicing. These are set out unacceptable adverse impacts on surrounding streets. At on the potential of its location for encouraging and facilitating in the Site Allocations & Development Management Policies present the area north-west of the mainline railway, Bedminster movement by walking, cycling, bus and train. Document (adopted July 2014). These standards generally East, is a controlled parking zone; whereas Windmill Hill set out minimum requirements apart from car parking where it Detailed proposals will be informed by the Strategic Joint adjacent is not. sets out a maximum standard. Car parking, cycle parking and Transport Assessment, underway, and the different uses being East Street currently benefits from existing parking in the area; servicing are set out here with respect to the adopted policy. bought forward to inform the level of car parking that would notably with Little Paradise(s) Car Park. This provides spaces appropriate. Proposals will recognise that whilst car use may be All parking and servicing should be convenient and accessible in close proximity to East Street and increases the perception relatively low this may not match car ownership levels. but not compromise key active frontages and be limited to that it is an accessible town centre for all and from further afield. discrete elements within the built form or streetscene. A portion Parking should be provided at a level significantly below the There may be scope to reprovide some of the existing parking of car parking should include, and be adaptable for, electric maximum car parking requirement set out in planning policy. at Hereford Street here by creating a deck above the surface charging points. The provision will be determined in detailed design and level. This site is owned by Bristol City Council and requires balanced with other considerations (such as overall parking All car parking and loading should be laid out to avoid conflicts further consideration. strategy for the wider area). New parking should be discrete with key pedestrian and cyclist desire lines, responding to the and secure. Parking access should avoid key frontages and key routes identified in the parameter plans. Cycle Parking avoid deadening street frontages, particularly at ground level. Planning policy, sets out the minimum cycle parking requirement for detailed proposals, as they come forward. This Subject to further study, detailed proposals could include car includes provisions for new homes, workspaces and shops, club spaces to alleviate car ownership pressure on new and both for residents, staff and visitors. existing residents. Resident spaces should be secure, long term and easily accessible, enabling cycle parking as a seemless part of a day

PLACE-MAKING FRAMEWORK 70 20 February 2019 I VERSION 11 to day routine. In addition, there will be a number of short term and timed deliveries, should be included as part of detailed visitor spaces in dispersed groups within residential areas. proposals for each site. Student accommodation should follow a similar approach with Student accommodation will need to include a provision emphasis on ensuring cycle facilities are laid out with ease of appropriate to the needs students clusters, such as moving in/ access to student bed clusters. out, frequency / concentration of food and online deliveries and Workspaces and shops, and other uses, should include restrictions on cars. This could include a site management plan provision for staff (long term) and visitors (short term). Short and other appropriate measures. term parking should be readily accessible, be clearly visible and located by visitors, and be grouped around arrival nodes or points of interest. These spaces should also be located to avoid conflict between a cyclist stopping, dismounting and mounting and free movement of pedestrians.

As part of station improvements cycle provision should be put in place appropriately. This will need to be covered or sheltered and located in a place where there is sufficient passive overlooking, lighting and, where appropriate, CCTV contributing to safe parking that can be used by cyclists with confidence.

Servicing All development will require a level of servicing, ranging from deliveries to homes, goods unloading to shops or waste pickup. In addition, emergency services and their access should be considered and made to standard.

Generally servicing spaces, where practical, will be off street with appropriate loading arrangements. Space is limited and servicing can lead to adverse impacts, such as blockage of roads, footways or delay to public transport. A suitable management plan, to include the use of freight consolidation

BEDMINSTER GREEN 71 A NEW URBAN QUARTER PLACE-MAKING FRAMEWORK 72 20 February 2019 I VERSION 11 Proposal The Sites 74 Access 75 Public Realm & Landscape 76 Green Infrastructure & Hydrology 77 Ground Floor Land Use 78 Heights 79

BEDMINSTER GREEN 73 5 A NEW URBAN QUARTER The Sites

Warden St 1 Pring & Hill Site, Malago Road

Lombard St 2 St Catherine’s Place

Stree

East t 3 Dalby Avenue Car Park Church Ln Church 4 Stafford Street & Little Paradise

Little Paradise

St Catherine's Pl

Stafford St 5 Land adjacent to Dalby Avenue

A 4 3 2 y Little Paradise(s) Car Park lb a D Inclusion subject to consideration

St John's Rd

Clarke St These are the key areas to bringing forward proposals in Bedminster Green. 5 Bristol City Council is a key landowner. There are also areas of third party ownership. Whitehouse Ln Her Rd efor go d St ala M 1

Fraser St

Cotswold Rd Windmill Hl

NTS @ A3 Figure 46 | Site Locations

PLACE-MAKING FRAMEWORK 74 20 February 2019 I VERSION 11 All parameters are indicative, illustrating the broad scale, nature, and content of development at Bedminster Green, to guide proposals for each site. Variation of elements of the parameters may be permissible where justified on the basis of achieving overall benefit, through a detailed design process and planning assessment. All proposals are to be assessed against relevant planning policies and guidance, including the Access Urban Living SPD. Indicative Parameter

Arterial Road East Street Main vehicular route from the city to Pedestrian priority; controlled the southwest. vehicular access (only).

Priority Bus Route Side Street North and south bound bus lanes. Access only; pedestrian priority streets.

Windmill Hill Access Public Open Space Main access to residential streets. Public open spaces; organised responding to desire lines.

Key Pedestrian Route Crossings Key local pedestrian routes apart Preferred locations for crossings; from primary streets. aligned to pedestrian desire lines.

Key Cycle Route Station Routes to accommodate cyclists Improved station access and such as cycleways. facilities.

Malago Bridge Approximate location of bridges 1 across the river to improve access.

1 Whitehouse Lane Layout subject to option exploration and further study. Options to be explored within a the Strategic Joint Transport Assessment to include retention, termination or changing to one way (in either direction). These options could include a segregated cycle way and / or reduced carriageway width.

NTS @ A3 Figure 47 | Access Parameter

BEDMINSTER GREEN 75 A NEW URBAN QUARTER All parameters are indicative, illustrating the broad scale, nature, and content of development at Bedminster Green, to guide proposals for each site. Variation of elements of the parameters may be permissible where justified on the basis of achieving overall benefit, through a detailed design process and planning assessment. All proposals are to be assessed against relevant planning policies and guidance, including the Public Realm & Landscape Urban Living SPD. Indicative Parameter

Town Centre High Street Pedestrian priority; light vehicular access maintaining activity and access; permissible cycle route. Considered retail environment and spillout space.

Avenue with Street Trees Wide urban avenue with considered space for all users; reducing conflicts and maintaining comfort for pedestrians and cyclists.

Shopping Arcade Pedestrian shopping arcade, enhanced comfort and enjoyment.

Adaptable Events Space Large space, adaptable for events, seasons and markets.

Important Open Space Existing open spaces to be protected.

The Green Landscape and public realm centre piece. Renewing a key neighbourhood space to traverse and enjoy.

Ancillary Spaces Spaces of distinct and separate characters offering variety of (small) opportunities for enjoyment within the neighbourhood.

Pedestrian Friendly Side Streets Pedestrian focused streets allowing for access. Possibilities for street planting, pedestrian and cycle improvements, where appropriate.

River Feature Potential for River to be integrated into the public realm, utilising different approaches (such as steps, terracing or seating), where appropriate.

Residential Streets Key access to Windmill Hill neighbourhood. Balance vehicular access with safe pedestrian and cycle experience.

NTS @ A3 Figure 48 | Public Realm & Landscape Parameter

PLACE-MAKING FRAMEWORK 76 20 February 2019 I VERSION 11 All parameters are indicative, illustrating the broad scale, nature, and content of development at Bedminster Green, to guide proposals for each site. Variation of elements of the parameters may be permissible where justified on the basis of achieving overall benefit, through a detailed design process and planning assessment. All proposals are to be assessed against relevant planning policies and guidance, including the Green Infrastructure & Hydrology Urban Living SPD. Indicative Parameter

Key Green Streets Streets most to gain from significant planting and street trees.

Important Open Spaces Existing open spaces to be protected.

Bedminster Green Green to be enlarged and enhanced.

Ancillary Spaces Small spaces for enjoyment and enhanced landscaping (including planting).

Green Streets Opportunities for street planting, where appropriate. Block Amenity Spaces Urban blocks could include gardens, balconies, terraces and green roofs.

River Naturalisation Potential Potential area for naturalisation, habitats and flood alleviation / attenuation.

Revealed River Malago Potential length of river that could be opened up and banks improved.

Surface Water Drainage to the Malago Integration of sustainable drainage, subject to detail and feasibility.

NTS @ A3 Figure 49 | Green Infrastructure & Hydrology Parameter

BEDMINSTER GREEN 77 A NEW URBAN QUARTER All parameters are indicative, illustrating the broad scale, nature, and content of development at Bedminster Green, to guide proposals for each site. Variation of elements of the parameters may be permissible where justified on the basis of achieving overall benefit, through a detailed design process and planning assessment. All proposals are to be assessed against relevant planning policies and guidance, including the Ground Floor Land Use Urban Living SPD. Indicative Parameter

Shop, Restaurant or Café*

Attraction (eg Leisure, Culture)

Flexible Space (eg Workspace / Community / Health)*

Station with Shop / Café / Workspace*

Residential

1 Workspace

Existing & Retained Uses

*These frontages can be intersected by entrances to residential cores and where appropriate frontages could include residential at ground floor.

Non residential uses can extend above the ground floor, to a maximum of four floors, provided accommodation is not isolated from the ground by a different use. Workspaces can be at ground floor and extended above or can be located on other floors over other uses.

New Homes (residential dwellings) could include Purpose Built Student Accommodation (PBSA) and / or Private Rented Sector (PRS) homes together with associated amenities.

1 Little Paradise(s) Car Park Possible opportunity for improved car parking provision or development; subject for further study by Bristol City Council.

NTS @ A3 Figure 50 | Ground Floor Land Uses Parameter

PLACE-MAKING FRAMEWORK 78 20 February 2019 I VERSION 11 All parameters are indicative, illustrating the broad scale, nature, and content of development at Bedminster Green, to guide proposals for each site. Variation of elements of the parameters may be permissible where justified on the basis of achieving overall benefit, through a detailed design process and planning assessment. All proposals are to be assessed against relevant planning policies and guidance, including the Heights Urban Living SPD. Indicative Parameter

NORTHFIELD HOUSE Low Rise 58m AOD / 18 floors Between 2-5 floors; appropriately responding to neighbours.

Mid-High Between 6-9 floors.

Framing Buildings Up to 10 floors; including opportunities to step up towards tall buildings.

ROBINSON BUILDING Tall Building Opportunity 41m AOD / 10 floors 10 or more floors. Indicates general location only. Footprint, form, massing and specific height to be determined through technical assessments, detailed design and consideration through the planning process. Note: There is an existing planning permission for a building of 16 storeys at St Catherine’s Place

Blocks are to include variation in form and height and include elements of ground level, rooftop, terrace and balcony amenity space as appropriate and determined through a detailed design process.

POLDEN HOUSE 75m AOD / 15 floors NTS @ A3

Figure 51 | Heights Parameter

BEDMINSTER GREEN 79 A NEW URBAN QUARTER PLACE-MAKING FRAMEWORK 80 20 February 2019 I VERSION 11 Next Steps Next Steps 82

BEDMINSTER GREEN 81 6 A NEW URBAN QUARTER Next Steps

Detailed Design ■■Effective offsite mitigation to ensure that limited parking economic growth benefits through the construction phase of This Framework sets broad principles and parameters as the provision within the developments does not lead to overspill developments are maximised. Examples of this support include: basis for helping to ensure that detailed proposals for individual parking on surrounding streets that would impact negatively engaging with relevant employment & training initiatives; links sites that will be put forward through the planning application upon the neighbouring community. with On Site Bristol and other high quality apprenticeship process combine to create a high quality new urban quarter. ■■Flood risk and drainage provision, including opening up of the providers; help in identifying and recruiting priority clients for The principles are important to achieving this whilst the culvert and channelled sections of the River Malago, subject experience of work opportunities; and support in holding ‘meet parameters enable proposals to respond to technical studies, to feasibility. the supplier‘ events. detailed design, assessment, the planning process and viability ■■Enhanced Green, environment and high quality public realm Development at Bedminster Green should also include flexible considerations. ■■Whitehouse Lane enhancements, subject to the findings of ground floor space to enable community infrastructure needs to the Strategic Joint Transport Assessment. The Framework puts forward broad parameters for the be met as they emerge, in addition to use for enterprise, cafés composition of building massing and height. It is considered Details of any alterations to the highway will be informed by etc at ground floor level, as set out within the parameters. that taller elements can play an important role in optimising the the Strategic Joint Transport Assessment that is underway. use of land, creating identity and legibility and enabling a range Similarly, a Framework Flood Risk Assessment (FRA) has Delivery Delivery on each of the sites will be led by the developers of public benefits, including a high quality public realm around been completed to ensure a joined-up approach to flood risk identified on page 8. There is a strong case for strategic streets and spaces for people. The details of massing and management across the various development plots, covering infrastructure that supports wider city development and taller elements will however be resolved through the planning surface water management and flood mitigation, including growth to be supported through Community Infrastructure application process and associated assessments of design potential restoration of the River Malago. Site specific FRAs, Levy (CIL) funding, with site specific mitigations necessary for proposals in relation to visual impact, sunlight and daylight etc. which will bear due regard to the Framework FRA, will be individual developments to proceed to be secured through s106 required for site based development proposals. Infrastructure obligations. The provision of affordable housing will also be Proposals for improved access to the station itself are The developments should fund/deliver, as appropriate: secured through s106 obligations for each site as appropriate. dependent upon the feasibility of alterations to Whitehouse ■■Improvements to the A38 as a bus priority route alongside ■■Including infrastructure provision to support regeneration Lane and will emerge through discussion with Network Rail. enhanced public realm and crossing facilities. at Bedminster Green in its Regulation 123 list for CIL Sustainable movement should be supported by provision ■■Safe cycle links to existing routes to the city centre and investment. of good quality cycle parking and travel planning, including Temple Quarter Enterprise Zone and to Malago Greenway ■■Extension of the Affordable Housing Practice Note (April potential measures such as car clubs. and Filwood Quietway. 2018) to apply to the land at Bedminster Green. The Council’s Employment, Skills and Learning Team have ■■Improved access to Bedminster Station. The delivery process for creation of a high quality new urban offered to support and work collaboratively with Landowners ■■Electric vehicle charging points. quarter at Bedminster Green is summarised on the facing page. to plan how opportunities to achieve inclusive and sustainable

PLACE-MAKING FRAMEWORK 82 20 February 2019 I VERSION 11 FRAMEWORK

Strategic Technical Studies Site technical studies DETAILED SITE BASED SCHEME DESIGN Flood, Drainage, River Inc. Visual Impact Malago & Transport

Community Pre-application dialogue & s106 & Highway Infrastructure application determination Agreement Levy (CIL

Affordable Housing, Site Strategic Transport Investment, Related Infrastructure, Public Realm & River Malago HIGH QUALITY & INTEGRATED Mitigation & Measures URBAN QUARTER

Other Potential Funding Support

eg: Environment Agency Figure 52 | Delivery Pathway Overview and / or Homes England

BEDMINSTER GREEN 83 A NEW URBAN QUARTER Bath Office 23a Sydney Buildings, Bath BA2 6BZ 01225 442424 Bristol Office 25 King Street, Bristol BS1 4PB 0117 332 7560 nashpartnership.com